M218 Blog (Dubai Marina)

MAG PDD & MAG 218 (Arabic Feature)

2006-07-28T15:39:00.000+04:00

To read article, click on images for enlarged view.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

The MAG(nolia) 218

2006-07-07T23:00:00.000+04:00

How does one go about branding the MAG 218? The task is especially challenging as the tower stands among a group of similarly named towers--the MAG 214, 218, 224... with more to come.

MAG itself are the initials of the parent company founder, Moafaq Al Gaddah. The significance of the numbers are not clear, although I have heard that the 214 moniker relates to the number of wives and children the founder has.

In any event, the question remains of how to brand the MAG 218. MAG provides a starting point with a number of interesting possiblities found in the English dictionary:

Magadha – An ancient kingdom of northeast India.

Magdalena – a river rising in the Andes; or a woman’s name in Spanish.

Maghreb – A region of northwest Africa.

magic - (the most common word in the list, however, its literation is that of a j as opposed to a hard g).

magma – molten rock.

magnaminous – courageously noble in mind and heart.

magnate – a powerful influential person.

magnetic – having attractive properties.

magnificent – splendid in appearance; wonderful.

The list goes on. But my favorite is magnolia, described in the online encyclopedia Wikipedia thusly (reading in one's best Southern accent):

The Magnolia is the official state flower of both Mississippi and Louisiana. Mississippi's state nickname is the "Magnolia State", because of the abundance of magnolias in the state. The magnolia is also the official state tree of Mississippi.

For those not well-versed in the history of the old South, Louisiana and Mississippi are two states of the former American Confederacy which housed its wealthy landowners in stately mansions surrounded by large live oak and magnolia trees.

That being so, the first choice of any Southern gentleman or lady, with which to brand the letters MAG, would quite naturally be the beautiful and stately Magnolia flower.

The magnolia's natural setting is beside any 19th century stately mansion in the southern United States.

The flower possesses a simple elegance, with its broad petals and creamy white texture. It is, however, not delicate but defined by its hardy and sturdy character. This simplicity yet firmness echoes the style of the MAG 218 tower, a structure possessing an elegant, yet minimalist form while being designed with stability and functionality in mind.

Occasionally one must bloviate to get a point across as I'm afraid I have done. Nevertheless, the magnolia offers a beautiful and elegant image by which to brand the MAG 218 tower.

The magnolia in its natural state.
Source of images: one, two & three and four.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

How MAG 218 & MAG PDD Measure Up

2006-06-02T15:46:00.000+04:00

Whether you are looking for a dream home, or an investment in the UK, UAE, France, Spain or Morocco, through our extensive worldwide contacts we can advise you on all aspects of purchasing property, whatever your requirements.

This is how Sherwoods Independent Property Consultants introduce what they do. The UAE's Property Weekly (31 May 2006) interviews managing director Iseeb Rehman who offers interesting comments regarding the state of the property market and the quality of developers in Dubai. It may be useful to review both the MAG 218 project and developer MAG PDD in light of the points raised by Mr. Rehman.

Snagging Issues

The sad part is that nearly every developer is calling in contractors and forcing them to skim so low on the construction costs. What this invariably leads to is that it is physically not possible to deliver quality at the levels promised in brochures. In most mature property markets...reputaions are at stake and developers ensure quality even to the common areas.

MAG PDD? The only contractor yet hired by MAG PDD, Arabian Forasol, do not at face level appear to be skimming. The MAG 218 construction site is chock-a-block with equipment and a busy work crew. The main contractor, however, has yet to be announced.
The MAG Group may assume this role in partnership with an as yet un-named 3rd party. This could be a cost saving measure--and it may make it less likely the developer will need to scrimp on essential requirements.
But will there be any negative impact on the quality of work? It's too early yet to say. But as has been highlighted previously at this website, MAG PDD appears to be intent on making a name for itself through its projects. To start with each tower bears its name. Not even Emaar's towers bear the name Emaar.

Quality of Work

A project such as the Palm Jumeirah has a lot of prestige riding on it, so Nakheel will ensure that delivery matches up to all the expectations... But there are other projects that may not hold up to the highest standards, or even what has been promised. Developers have to bring in the right team right from the inception to monitor all aspects of the construction and oversee the handover from the contractor.

MAG 218? Dar Al Handasah, consultant behind the MAG 218 project appears to have the right credentials for the job. Among other large projects they have successfully bid for the new Jebel Ali airport, Dubai World Central, planned as the largest airport in the world.
Onsite, in addition to the consultant, MAG PDD has its own project manager, Dr. Basheer Khan, whose job is to oversee the work with developer objectives in mind. As pre-foundation work progresses on the MAG 218, the next crucial point will be when the main contractor takes over. Dr. Khan will surely continue in his role, but the reputation of the main contractor will factor in critically.

Keeping Promises

They (overseas developers) will ensure that the developer is held to their promises, and even take legal recourse when they feel they are being denied. A new generation of private developers in Dubai understands this. They are putting out projects that are closely linked to their brands.

MAG PDD? Again reference is made to the developer protecting its name or brand, which is something MAG PDD is certainly aware of. The question, however, of being prepared to defend one's actions or failures in court, if challenged by an unhappy investor, could raise broader issues. Notwithstanding an apparent commitment to stand by its name and promote itself on the basis of its product, MAG PDD and other private developers may need to offer guarantees on a contratural basis.

In Closing

Sherwoods' Iseeb Rehman speaks quite frankly about the kinds of things that concern investors, but then, that fits in with his company's profile. Listen to any developer and you are likely to hear a much different story. Any question about issues of snagging, for example, will be quickly turned around into a company advertisement about its high standards and the quality of its product. It is in this sense refreshing to have an insider like Rehman discuss such matters in some detail.

With regard to MAG PDD and the MAG 218, the biggest question that remains is who will be the main contractor. It is apparent that MAG PDD or MAG Group itself will play a key role of some sort, but the investor will be looking for clarity on this. It is safe to say that MAG PDD has a vested interest in protecting and promoting its name, and towers like the MAG 214, 218 and 224 are obviously the vehicles by which this is accomplished. MAG PDD's comittment, however, might be further assured if it codified this in contractural terms.

A final question is how far the developer is prepared to go to honor its word, with regard to build quality. Realistically, as materials and other costs rise, how much of a reduction in profits or even loss is the developer willing to sustain. If indeed the ultimate cost one pays is to his own name, then one potentially has a powerful tool by which his commitment is, if not assured, then at least encouraged.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

MAG 218 and Its Partners

2006-05-16T18:12:00.000+04:00

The MAG 218 project consultant Dar al-Handasah is one of the lead consultants in the Jebel Ali airport project, Dubai World Central, partnered with France’s Aeroports de Paris. This suggests that Dar al-Handasah is a consultant of the highest caliber and it adds further credibility to the level of expertise that has gone into the design of the 218 tower.

One must expect further partnerships as MAG 218 developer, MAG PDD, will soon need to commission mechanical, electrical and plumbing (MEP) works and the main building contract. As discussed in a recent DM Blog (Dubai Marina) post, Construction Crunch, it may be necessary for developers like MAG PDD to partner with builders from further a field than has been common until now. Not only contractors but the supply chain for materials, equipment and labor that builders rely on is already stretched to its limits. This is the backdrop against which the MAG 218 tower is set to begin full-scale construction.

The fact is that the availability of local and regional contractors is becoming so tight that even if developers are willing to offer terms that are more favorable to the contractor than itself, there still may be no one to step forward with a bid. One way around such a predicament is for the developer to seek partnerships with builders from as far away as East Asia, Europe or North America. Not only could they benefit from the expertise such distant firms may have to offer, but they might also be able to tap into these agents’ supply lines, thus circumventing the bottlenecks which are sure to plague the regional market.

Of course, measures such as these entail greater expense, but may be unavoidable if the developer is to meet not only completion targets but quality targets as well. What losses there are in the developer’s profit margin might be more than made up for in a boost to its reputation as a builder who delivers as promised.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

Emaar Initiates Online Community

2006-04-05T02:35:00.000+04:00

Emmar Communities Portal

Emaar has finally engendered a medium for interacting with the residents of its various projects. The portal's aim appears to be to offer a direct and focused avenue for communication among residents and the master developer. It seems, however, to be still in the developmental stage, lacking yet any type of forum where users can post comments or questions. Registration is required and seems at present to be open to anyone, whether actually resident within one of an Emaar's communities or not.

The site has a simple, easy-to-use interface. At present there is not much content at the Dubai Marina link--nearly the same as what was available before the new portal. However, there is the addition of a Dubai Marina Homeowner's Manual which includes both general information about Emaar's projects and specific details for Dubai Marina owners and residents in the Phase 1 project.

When one completes the registration process he will receive a welcome message which advises...

Through this portal you can keep yourself abreast with the latest goings on in the community including circulars, notices, services & upcoming events.

The portal leaves a lot to be desired in terms of offering users interactivity but it seems to be a first step in the right direction.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

Taking Concerns A Step Further (More Questions Raised)

2006-03-03T11:44:00.000+04:00

The flooding which plagued parts of new Dubai last week was cause for concern, as addressed in Water Worries. Beyond the primary issue raised in that discussion (vulnerablility of critical equipment in the MAG 218 basement), other concerns arise. Property Weekly in its 1 March 2006 issue reports on the extent of damages suffered by residents and homeowners.

In one case in The Springs, where a resident's driveway was impaired, the property owner was told by developer Emaar that the one-year warranty provided with the property had expired, therefore the company bore no responsibility. The homeowner wondered if he would have got the same response had his home suffered the damage.

In another case, a family who had just moved into an Arabian Ranches villa reported that "the rain had caused their ceilings to crack open. ...a crew turned up to assess the damage." Presumably the property was still under warranty.

Beyond the damage to property, it was startlingly clear that there was a major failure at the level of infrastructure which is the responsibility of the master developer, to whom annual management fees are (in most cases) being paid. Clearly there were no, or at best very inadequate drainage systems in place. (See photos below.)

One must wonder what responsibilities the builders, consultants and developers have. Shouldn't the master developer be liable for problems with basic infrastructure for which the purchaser is paying ongoing maintenance fees? And how meaningful is a 12 month warranty on a structure--shouldn't the builder, consultant and/or developer be legally responsible for some components of the structure beyond such a limited period?

While these concerns relate to rain and water issues and the damage that may have resulted, a recent issue (February 2006) of UAE Money Works raises some provacative questions in its article, "UAE property law: a legal view." It starts out:

Is it a good practice to hire a lawyer for purchasing property in the UAE? Are there any reasons for investors and homebuyers not using lawyers in the UAE for buying property? Do you see this as an issue of lack of awreness? What are the pitfalls and dangers?

Though somewhat meandering, the question(s) raised ought to be of concern to Dubai property buyers, including those of MAG 218.

These questions will be taken up further in "Taking Concerns a Step Further (Legalities)"--link to be provided.

Back to the issue of the flooding, the following photos (taken from Springs 'Flood' - Feb 23, 2006 and M & J Adventures) illustrate its magnitude. They also highlight the need for participation by community residents and owners in a community association that can address such issues.

At present The Springs, Meadows and Lakes Community News is one such, grass-roots forum which well represents the named community. It lists a variety of topics for participants to discuss including Resident Issues, Breaking News, Club/Group/Event and more. A forum such as this can provide a model for the MAG 218 Community as it continues to develop. (Readers are hereby encouraged to take a closer look at Who We Are and other MAG 218 Community links and consider playing a more active part.)

Snapshots of the Floods

At The Springs

At The Meadows

At The Lakes

At Dubai Marina Phase 1
Other Dubai Based Resident/Owner Communities:

The Green Community Dubai Forums
Dubai Marina Diamond Wiki

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

Water Worries

2006-02-26T14:49:00.000+04:00

The third week in February this year brought on heavy rains--a rare occurance. The result was flooding in several parts of Dubai. That and a recent trip to Katrina-stricken New Orleans has got me wondering how well a completed MAG 218 tower would fare if the Marina were hit by floods.

In New Orleans you would have thought the towers--there are a good number in the central business district--would have been spared the great damage wrought by the flooding, but that has not been the case. Many towers had important mechanical and electrical equipment in their basements. The result even now, six-months post-Katrina, is that a number of downtown towers remain closed.

The design plans for the MAG 218 reveal that some mechanical equipment will be housed at level B3, the lowest (underground) level of the structure. If Dubai Marina were to experience major flooding at some point, wouldn't this be the most vulnarable part of the building? This merits looking into. Granted, there are three mechanical floors at higher levels in the tower, so potential damage might be limited.

Architectural detail revealing important equipment stored at basement level.

Still, the lessons from New Orleans are worrying. With critical elevator systems damaged in some towers, elevators become inoperable. This would result in considerable hardship for residents in high-rise towers. Furthermore, flooding on a large scale would mean that numerous towers might suffer similar damage. Under such circumstances getting repairs done could take days if not weeks.

Deep excavation pit of Mirana Pinnacle tower, near MAG 218 plot.

If anyone has seen any of the Discovery channel this month, they might have come across the compelling documentary on global warming. Some say that there is no longer any valid argument for dismissing global warming as speculative. It is a certainty and with it rising sea levels--by up to 3 feet over an extended period of time. That being said, the main water concern for Dubai Marina residents ought to be that rare occasion when the city and country are hit by unexpected downpours.

An interesting blog post describes some of the unpleasant effects of the inclement weather: Aftermath of Recent Rainfall Across UAE. Another turns raindrops into artful images at Two Hydrogen atoms plus a single Oxygen.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

Desired Features in the MAG 218

2006-02-21T14:40:00.000+04:00

As construction commences on the MAG 218 tower, owners or prospective owners and residents may begin to consider in more detail what features, amenities or facilities they might like to have, in addition to those already specified by the developer. The poll below may serve to generate some ideas and discussion.

First, a look at what the developer has specified:

recreational facilities: swimming pool, jacuzzi and fitness center
communal facilities: community hall with pantry and TV lounge
common areas: attractive lobby with reception/security desk, high-speed elevators, underground/podium parking and storage rooms
apartment features (all units): fully equipped kitchens, en-suite bathrooms and guest lavatory, spacious living and bed rooms
apartment features (some units): balconies, floor-to-ceiling windows

In addition to these, what other facilities, services or amenities would be desirable?

Owners, Prosepctive Owners/Residents Poll:

Select the features (as many as apply) you might like to see in the MAG 218--recognizing that some may mean higher purchase price or management fees.

An advanced control system--for A/C, utilities, lighting, window shades, etc., like that planned for the MAG 214 tower in JLT.

Advanced internet and communicaitons wiring--allowing for building-wide high-speed networking for internet, cable, intercom and other communications.

A district based cooling system (for A/C)--as found in JLT and parts of DM--which connects to an exterior facility offering better economy.

An on-premises cooling system, as currently planned, which may be less cost-efficient but allows for complete "in-house" management.

Option for customization of interiors or retrofitting by the developer/consultant.

Extensive use of video cameras (for security) in all common areas--parking, elevators, community rooms, pool deck, etc.

A larger number of service/security staff--for communal & recreational facilities, lobby, etc., including housekeeping staff.

A minimal use of service/security staff (to keep down management fees.)

Free use for owners and/or residents of communal facilities including pool, gym, etc.

Assistance from developer/consultant with funishings.

A service for owners to assist in setting up and managing rental of units.

View poll results to see what others think. Comments and other ideas may be posted at the comments link below. Return and select additional items as your ideas evolve--only one set of votes, however, is permitted per ISP per day.

Get Free Polls at Pollhost.com. Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

About Foundations, p2 (Piling)

2006-01-30T21:30:00.000+04:00

An interesting article dated October 2004, taken from the publication Construction Week and posted at a Skyscrapercity.com forum provides an interesting look at the state of piling in Dubai's busy construction market. The article is posted in-full below. With regard to the upcoming work on the MAG 218 tower, the following excerpt is particularly interesting:

The most difficult aspect when it comes to the management of a project is time. Fast track is a term that is now synonymous with construction in the UAE and piling is no exception. “Many of the projects at the moment are challenging in terms of both time and quality,” says Karim. For the contractor fast track means that they have to deploy more resources (plant and human) as well as supervision to the site.

This raises the question of what kind of supervision will be present on site and whether some unavoidable delays may be preferable to having the project race along.

As to what kind of work may be expected to take place at the MAG 218 site, the following excerpt offers some clues:

The range of services offered by piling contractors does vary but broadly speaking they include: bored piles (rotary) – used for the larger structures under heavy loads; bored piles (CFA) – used for the smaller buildings; retaining structures – used for underground parking mostly, sheet pile walls; post and plank walls; contiguous walls; secant walls; and diaphragm walls.

The MAG 218 tower will have as many as three underground floors for parking, so it will be interesting to see what kind of wall structure is selected.

See Asking the Right Questions (About Foundations, p1)

New towers pile on the pressure
When it comes to piling, Dubai is probably the busiest city on Earth. “The rapid growth of Dubai as a city, the UAE as a nation, and the Gulf as a region has meant that there is probably more piling work here than anywhere else,” says Mustapha Karim, managing director, Swissboring. Despite the large volumes of work, the scramble to bag contracts remains.
“The market in foundation engineering is best described as bullish and the best it has ever been, but this comes at a price. The expansion in the market has meant that many companies have opened shop ranging from experienced professional companies with proven track records to one-man-show operations. The fast moving market has left many companies with no alternative but to grow, the question is how fast and effectively can a company grow versus how long will this bullish market last,” says Nidal N. Khoury, director, corporate management, NSCC.

When asked by CW how long the current boom period would last, Khoury says that the prospects remain healthy for the time being with many in the industry forecasting three to five years of solid growth. “There are many exciting aspects to this market in that the projects are larger, requiring more resources and supervision. This is great for foundation engineering as it allows companies to be recognised as specialist contractors as opposed to simple subcontractors.”
partners

“There are many more main contracts to be had as forward packages as well as other opportunities of partnering with main contractors on the more sophisticated projects where both our and our competitors’ skill is key to success (and not a commodity),” says Khoury. “Moreover, there are also the traditional subcontracts that allow companies in this industry to choose their path as they see fit. In the end, it is about choices and having them is always best,” he adds.

Piling work is normally undertaken as a separate main contract, a joint venture with a civil contractor or as a subcontract with each method requiring a special degree of attention. Although the work remains fundamentally the same, the piling work will be managed differently, including the risk, resource allocation and other project attributes.
difficult

The most difficult aspect when it comes to the management of a project is time. Fast track is a term that is now synonymous with construction in the UAE and piling is no exception. “Many of the projects at the moment are challenging in terms of both time and quality,” says Karim.
For the contractor fast track means that they have to deploy more resources (plant and human) as well as supervision to the site.

The range of services offered by piling contractors does vary but broadly speaking they include: bored piles (rotary) – used for the larger structures under heavy loads; bored piles (CFA) – used for the smaller buildings; retaining structures – used for underground parking mostly, sheet pile walls; post and plank walls; contiguous walls; secant walls; and diaphragm walls.

“Bored piles are preferred to driven piles in this increasingly high rise market because you can place larger loads onto a bored pile. Driven piles may be suitable for smaller structures if there is nothing to obstruct pile driving,” says Derek King, divisional manager – piling and ground engineering division, Ducto Balfour Beatty Group. “Apart from material costs, one aspect that can determine the shift from driven to bored piling is the ground conditions, and especially the known or possible presence of shallow obstructions. You usually have to get a certain minimum length of a driven pile embedded into the ground. If you have a shallow obstruction to driving, like a boulder layer or cap rock, piling becomes a lot more expensive because you have to prebore at each pile location before driving the pile,” he adds.

In city areas another consideration is noise. “Bored piling has the upper hand in city areas because driven piles require heavy equipment and hammers that produce a level of noise that is simply not tolerated close to where people live,” says Karim. One area where driven piling does command a far larger market share is marine work. “Driven piling either as tubular steel piling or driven steel beams and sheet piling are widely used and more common for marine work,” says King.
limited space

As the region continues to grow space will become more limited which means buildings will have to be taller, basements will have to be dug, all of which require more piling work. The numerous large towers under development in Dubai are a direct result of the limited space and will require extensive piling work, typically using bored piles ranging from 800 mm to 1500 mm in diameter. In other markets, piles that are 3000 mm in diameter are sometimes used where the loads are particularly heavy, for example at the core of buildings around the lift shafts. They may not be used to support the entire building, as slightly smaller piles can be used on the building’s periphery where the loads aren’t as high. These very large piles are not used as much here because building footprints are big, which means that loads can be spread onto more piles.

These buildings present considerable challenges when it comes to piling. “New technology is not as easy to come by in our industry, it is a traditional business where most of our work supports structures that are getting taller, slimmer and faster track.

Most new technology comes in the shape of machinery and the manufacturers have done a fabulous job developing more powerful and adaptable machines to suit the severe weather and working conditions in the UAE,” says Khoury.
On the other end of the scale, a significant amount of growth for the market is expected to come as medium rise buildings that did not require piling before grow taller and need more foundation work. “It’s very hard to give a generalisation because its dependent on ground conditions. But once you cross about three to four storeys you have to start looking at small piles,” says King. “Cost is another major consideration, very big raft foundations where the whole foundation is basically just a big slab of concrete can be used for smaller structures, but with concrete and steel being so expensive at the moment the piling option maybe more cost effective,” he adds.

All these trends suggest that the market for piling contractors will remain buoyant for at least the next few years. “Right now I would say there are more than 250 piling rigs in Dubai. This indicates that the market is growing very fast, and it continues to beat our expectations and forecasts in a positive way,” says Karim.

Whether the market continues on its current trajectory is anyone’s guess, but everything would seem to suggest that the conditions are good, but just as any ground engineer will tell you, there are always a few surprises.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

Asking The Right Questions (About Foundations, p1)

2006-01-29T23:10:00.000+04:00

About Foundations, p2 (Piling)

It appears that many of the contracts signed by property buyers in Dubai allow (or even require) an on-site inspection of a property before it is handed over to the buyer, thus providing the opportunity to iron out any snags. This may be all well and good as far as snags go, but what about more serious discrepencies. Might not earlier and repeated inspections serve the buyer better?

Whether multiple inspections are allowed by the developer or not, there are key questions that the buyer should seek answers to throughout the building process. In a multi-part brief, I propose to suggest some of the questions that might be asked at various stages of the building process, starting in this post with foundation issues.

General Questions

What type of foundations are being considered?
What other construction related works will proceed simultaneous to foundation work--i.e. plumbing, mechanical or electrical?
What system will be used to minimize the effect of earth tremors?
Approximately what percentage of the total building cost is allocated to foundation work?
What will be the general time frame for each phase of construction in the foundation building process?

Although perhaps technical in nature and beyond the scope of the average buyer to clearly understand, the answers given to such questions will both educate the buyer and provide a record of builder intent and activities should questions or problems arise later.

It may in fact help to take...
A Look at What Building Foundations Are

There are according to Emporis five types of foundations, which may be used alone or in some combination in the construction of high-rise buildings:

Pile: Consisting of vertical structural members that are forced into the ground by impact (from a machine called a "pile driver").
Caisson: Similar in form to pile foundations, but are installed using a different method. Caissons (also sometimes called "piers") are created by auguring a deep hole into the ground, and then filling it with concrete. Steel reinforcement is sometimes utilized for a portion of the length of the caisson. This seems to be a method commonly used in the Dubai.
Mat: (Also known as "raft foundations") are a foundation system in which essentially the entire building is placed on a large continuous footing. Mat foundations found some use as early as the Nineteenth Century, and have continued to be utilized to effectively resolve special soil or design conditions. In locations where the soil is weak and the bedrock is extremely deep, "floating or compensated mat foundations" are sometimes utilized.
Spread: The structural load is literally spread out over a broad area under the building. Spread foundation systems utilize one or more horizontal mats, or pads, to anchor the building as a whole or to anchor individual columns or sections separately. Spread foundations are also known as "footing foundations" and are a type of foundation often utilized in low-rise buildings.
Load-Bearing Wall: Buildings that have basement levels, use slurry walls at the edges to hold out the surrounding earth. In very few cases, this slurry wall or another underground wall element becomes a major load-bearing part of a highrise building's foundation.

It is important to repeat that often a combination of the above methods are employed.

Interestingly the developer of the Wind towers in the JLT development had to go through arduous negotiations with master-developer Nakheel to gain approval for raft and box foundations which it determined were most suitable for its towers. The developer spoke candidly about this issue in an online forum:

Our experts, advisors and consultants undertook numerous tests including two major soil tests to prove beyond a doubt that we would not require to undertake any piling for Wind Tower I and could instead apply raft foundation and box foundation. This system had not been used in any of the towers at JLT but has been used elsewhere including JBR. However, Nakheel has been reluctant to give the go-ahead despite our senior advisor, Dr. Colaco, himself a designer for the Burj Dubai, contesting their reluctance and giving his expert opinion on the matter. Finally, yet again, after many months delay and despite further confirmation attestation of other results, we have reached a compromise with the Master Developer which would mean that a third party, Swiss Boring, be brought in to take one final soil test, after which we expect to have the permit to start construction. Until this matter is resolved we cannot go ahead, obviously. All our clients are aware of this exhausting matter of the soil test, and I would be shocked if you have not been made aware of it and will look into it personally if you confirm that this is the first that you have heard of it SUR.

Another matter of interest is the type of work that constructing a foundation involves. This includes among other things:

soil testing
excavation
shoring
dewatering

It is with an eye on these processes that the observer may guage or evaluate the pace of progress on the foundation. The MAG 218 developer has indicated a schedule of up to six months. It will be interesting to learn what the plan is for when each step in the process will be started and completed and if the proposed schedule will be adhered to. Already, for apparently unavoidable reasons, there has been a delay of 2 weeks or more between the time when the foundations contractor was announced and any significant work was commenced. However, in light of the difficulties faced by the developer of the Wind Towers, such a relatively short delay might be taken with a sigh of relief.

P2 of this exposé on foundations will follow with answers to the questions posed above and include a look at methods of incorporating earthquake resistent features into foundations.

A meeting with the MAG 218 project manager to discuss these and other questions is scheduled for 31 January 2006. Any buyers interested in joining me or submitting questions to ask are welcome to do so. Contact me or post any queries below.

See About Foundations, p2 (Piling)

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

From Waiting to Watching

2006-01-11T16:59:00.000+04:00

August 2005 was the first date I was given personally by the developer for when construction would begin on the MAG 218. According to news reports discussed in The MAG 218--A Brief History the start date initially proposed was July 2005. Some 5 months later, by end of December 2005, the piling contractor was finally announced. The long wait was finally over.

Now comes the time for watching. Will the developer follow the new timetable it has laid out, or will there be further delays? It may be helpful to consider the following:

Six months, from end of December 2005 till June 2006 is the timeframe for completion of piling as proposed by MAG PDD on their website.
It would be useful to hear from the developer or the contractor (Arabian Forasol) what this 6-month process involves--a breakdown of some sort of what happens when.
The developer has stated that the main contractor will be announced in January. Will we indeed see this happen and is such an early announcement required if piling work is expected to last until June?

As of this writing, the proposed date for completion of the project as a whole is still mid-2008. It would be helpful to get a breakdown on this timetable as well, from either the developer or the main contractor when chosen.

If not sooner, the MAG 218 Community event scheduled for 27 January will be an excellent opportunity to get answers to these questions from the project manager.

I invite purchasers, especially those who are unable to make the event, to post your questions as comments below. These can then be addressed to the developer on 27 January.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

The Community Association (MAG 218 & Others)

2005-12-24T16:58:00.000+04:00

In the past half-year there have been a number of stories in the news about discussions and disputes between residents in new property developments and their developers. Nearly all of these have been in reference to Emaar and Nakheel projects. The projects of these two developers are perhaps the only substantial developments that have been completed, thusfar, with residents having moved in. This would account for the added attention they receive.

A December 16 report continues to follow the Emaar saga. It attempts to cast a favorable light on a degree of cooperation taking place between residents and developer and the cooperation of neighboring associations with one another.

These are the two points in the article that intrigue me. It is with some skepticism that I view the first. When I read Emaar's comments I am struck by what sounds like corporation speak, e.g. euphemisms and nice words that ring hollow (emphasis, below, mine):

By joining together to take an active part in their communities, residents of the Meadows and Springs have taken a welcome step forward in developing a healthy and vibrant community and a close working relationship with our company," said Ahmad Al Matrooshi, managing director of Emaar Dubai... "Any mechanism which facilitates this is a welcome step towards long term customer satisfaction."

Sure, of course... welcome step, healthy, vibrant and facilitating! Emaar is just thrilled that community associations are uniting to haggle with them over issues of better treatment by the big developer--perhaps landlord would be a better term. I confess no first-hand knowledge of any of the discussions and disputes that have transpired. But it seems that residents, lured by the promise of freehold--aka freedom with regard to the property they possess--find themselves wrangling with issues similar to those faced by tenants vis-à-vis their landlords. Tsk, tsk...it just seems it wasn't supposed to be this way.

The second point interests me in a positive way. The idea of residents forming communities and working together with residents of other communities is something that will not only empower them but also contribute to a sense of belonging in their chosen places of residence. It is likely that such associations become more active in response to problems--high property management fees, poor response to resident and owner complaints and enquiries, etc. These issues will surely surface in any community.

My vision for the MAG 218 Community, however, is different.

First of all it will have originated as a virtual online community of interested buyers as opposed to one based on the contractural requirements of freehold or commonhold property ownership.

Secondly, it will focus on communal activity of a social nature in addition to functioning as a rich source of information.

Thirdly, instead of defining itself on the bases of responding to developer activities, it will play a role in the decision making process of the developer.

That is the vision. The reality, however, is that of a nascant entity, initially offering information and serving as a resource and forum for buyers and other interested individuals. It will take its first step as a social entity if and when an interested group assembles for what is being billed as the first community event in January. At this stage the community association as it were is no more than this, but it exists as a framework that can be easily built upon in later stages.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

Name (and URL) Change

2005-12-09T09:11:00.000+04:00

Just out of the gate, this site gets its new name M218 Blog (Dubai Marina). This replaces MAG 218--Collaborate! It's still early in the day, however, so if anyone would prefer to keep the old name, let me know.

Now, let's get to blogging.

Go to MAG 218 Community homepage, Dubai Marina Communities or DM Blog.

The Coming Year

2005-12-02T22:26:00.000+04:00

The countdown to 2006 has begun! For buyers in the MAG 218 it will mark the start of contstruction on our future home, holiday residence or investment. It will also mark a year of accelerated payments!

As the website's manager I look forward to posting pictures and keeping everyone updated with progress on the project. In 2005 I gave you The Word of the Developer, MAG PDD's General Manager's answers to questions about the project. In 2006 I hope to introduce you to MAG PDD's project manager, Dr. Bashir--that seems to be his preferred title. He should be able to fill us in on all the construction details.

I especially look forward to collaborating on this page with other owners and prospective owners from around the world. So, if you haven't started yet, this will be your chance to start blogging.

Cheers!

Go to MAG 218--Collaborate's most recent posts, or view the complete listing (by title) of all MAG 218 and Dubai Marina Communities' posts.